TheDesign Guidelines
VERSION1
The Enclave releases have been designed to achieve a higher level of built form standard of finish as well as the incorporation of exclusive urban design and landscape elements to the streetscape and open space.
The Design Guidelines encourage a cohesive streetscape whilst promoting variety in house design and are designed to create a neighbourhood that is visually interesting, sustainable, promotes diversity and is of a consistent high quality.
By following the Design Guidelines carefully you will help to contribute to the creation of a more desirable neighbourhood and enhance the value of your home and community, resulting in; visually appealing streetscapes; improved passive thermal comfort; reduced living environmentallycosts;responsible development; providing certainty about the standard of housing; assuring you that everyone will contribute equally to achieving a strong neighbourhood character; and promoting a modern Australian architectural style that responds to the Australian climate and fosters a cohesive streetscape.
A message from Brookhaven
Using information from the Design Guidelines will provide you with an understanding on ensuring your home is comfortable, healthy and reduces your impact on the environment.
Brookhaven, a connected village surrounded by nature, has been designed to be an environmentally sustainable community that improves liveability for residents while reducing environmental impact.
Design approval process FORWARDEDAPPLICATION TO THE REVIEWEDAPPLICATIONDRCBY DRC IN 10 BUSINESS DAYS DECLINEDAPPLICATIONOR FURTHER INFORMATION REQUIRED PLANSGRANTEDAPPROVALTOBE SUBMITTED FOR BUILDING APPROVAL TO LOCAL AUTHORITY FOR BUILDING CERTIFIER 1. 4. 2. 3. 4.3. PLANS ARE AMENDED OR FURTHER PROVIDEDINFORMATION
This document is to be used as a guide for the achievement of the Brookhaven project vision. Design innovation over and above the requirements outlined within this document is encouraged, and we welcome the opportunity to discuss how design innovation can correlate to quality housing and living outcomes.
THE PROCESS
In order to construct your home, you must apply and have an application package approved by the Design Review Committee (DRC). Design Approval by the DRC does not constitute a building approval or compliance with building regulations. Upon obtaining Design Approval from the DRC, a building permit must be obtained from the local Council or a private Building Certifier before construction can commence.
The DRC will endeavour to assess proposals in the shortest possible time, generally within ten business days of receiving all required information for the application. Approved plans will be stamped approved, and returned to the applicant or their agent. The progress of the home will be monitored by the DRC to ensure that it conforms to the approved design.
5 SIDE AND REAR FENCING
DEVELOPER FENCING Developer installed fencing is to be maintained to the standard by which it was constructed and not altered or damaged in any way.
METAL FINISHES
4 COVERED ENTRY Dwellings must incorporate an entry porch with its own roof with a minimum depth of 1.5m and not less than 4m2 in size.
1 INCLUSION OF EAVES Eaves are required to be a minimum of 60% of the front façade.
ROOF MATERIALS AND FORM
EXTERNAL FINISHES Unfinished and highly reflective materials and vibrant colours are not acceptable. A minimum of 2 materials and 2 colours is required for the Front Street or Secondary Street Façade, with not more than 60% of any one material or colour.
INCLUSION OF EAVES Eaves are required to be a minimum of 60% of the secondary façade.
FENCING
A corner lot facing a secondary street or that has a common boundary to a park or reserve must be addressed in the same manner as the primary street façade.
FINISH Letterboxes are to complement the style of the dwelling and have a rendered finish or timber with metal insert. A separate pathway is to be provided from the letterbox to the entry of the dwelling.
WALL LENGTH Wall length is not to exceed 8m and must incorporate an eave change, and a veranda or porch that is recessed or projects by a minimum depth of 450mm.
MERBAU TIMBER The use of Merbau timber is not permitted as it is an endangered species and is at risk of extinction within the next 35 years.
ROOF MATERIALS AND FORM
2 WALL LENGTH Wall length is not to exceed 6m before a change in eave line is provided.
Duplication of façades will not be permitted side by side. Variations in roof line, entry design, colour scheme and materials are necessary.
3LETTERBOXLETTERBOX
SECONDARY STREET Fencing to the secondary street on a corner lot is to be a maximum of 1.8m in height and can be solid to a maximum length of 70% along the property boundary with the remainder to be transparent as per the front fencing requirements. Timber fencing constructed as part of the solid component is to be capped and butted with internal railing not exposed to the street. Coloured metal sheeting and/or highly reflective materials and colours are not acceptable.
Unfinished and highly reflective materials and vibrant colours are not acceptable. Light coloured roof materials are recommended to keep your home cooler during summer months. We recommend selecting roof materials with a Solar Reflective Index (SRI) above 50. Refer to Appendix B for examples.
2 ROOF FINISHES AND COLOURS
EXTERNAL MATERIALS & FINISHES
5 PASSIVE SURVEILLANCE
CONTEMPORARY QUEENSLAND ARCHITECTURE AND DESIGN Contemporary design is to be reflected in all homes. Natural earthy tones to reflect the natural surroundings of the community are encouraged (Federation and Heritage design and colours are not permitted).
COLORBOND® sheeting is not permitted to any façade.
1 1 2 2 3 3 4 4 5 5 6 6
Garages and carports must include roof design features consistent with the form and materials of the main dwelling.
DRIVEWAY COMPLETION Driveways and crossovers are to be completed prior to occupation of the dwelling.
Fencing to the side and rear boundaries is to be a minimum of 1.8m in height. Fencing to the side boundary is to return a minimum of 1m behind the front façade. Return fencing/gates are to be a minimum 30% transparent and constructed from either aluminium powder coated pool type panels or aluminium slatted panels.
6 DRIVEWAY MATERIALS Driveways are to be constructed of high quality materials of either Exposed Aggregate, Pavers or Coloured Concrete. All driveways are to be sealed and treated in accordance with manufacturer’s instructions to avoid deterioration.
3 HABITAL ROOMS Dwellings must provide at least one habitable room facing the street, for example a bedroom or living room.
Roofing must be of a scale and form representing Contemporary Queensland Architecture and Design. Roof materials are to consist of COLORBOND® Custom Orb sheeting or Flat Profile roof tiles. 1 HIP ROOF Maximum of 30 degrees and a minimum of 20 degrees. SKILLION ROOF Maximum of 15 degrees and a minimum of 5 degrees.
6 DOUBLE HEIGHT Double height bricks are not permitted to the front or secondary street façades. BRICKWORK Feature brick to the front and secondary street façades is to be limited to 30% and applied with coloured mortar (plain and grey mortar not permitted to this area). Unfinished ‘commons’ bricks are not permitted.
FRONT STREET FAÇADE VARYING FRONT FAÇADES
4FENCINGFRONT
CHOICE OF MATERIALS Source materials with third-party certifications to ensure the environmental and social impact is minimised. For example, look for FSC certified timber.
The façade area facing the street or public area is to include sufficient glazing to allow for passive surveillance. A minimum of 20% is required (excluding front and garage doors).
GARAGES AND DRIVEWAYS DESIGN CONSISTENCY
DRIVEWAY STANDARD Crossovers are to be in accordance with Logan City Council requirements.
SECONDARY STREET FAÇADE FAÇADE CONSIDERATION
ASPHALT Asphalt is not a permissible material.
Fencing to the front is to be transparent and consist of a maximum of 1.2m high open style coloured metal tube fencing (transparent pool style panels) complemented by stained hardwood timber posts a minimum size of 100mm x 100mm or rendered masonry piers.
CONSTRUCTION OBLIGATIONS
w Maintain site cleanliness at all times. w Dumping of soil and rubbish on any sites will not be tolerated and will be reported to the local authority.
w Must not be constructed from timber sleepers, unfinished masonry block, or commons brick.
TELECOMMUNICATIONS AGREEMENT w An agreement has been entered into with OptiComm Co Pty Ltd to supply the project with a broadband fibre optic cable network. w To enable connection to the OptiComm network you must wire your home in accordance with the OptiComm Cable Entry Guide. w A choice of retail service providers utilise the OptiComm network. Further details are available on the OptiComm web site.
Ancillary items, ground mounted equipment and services are to be screened where visible from the street or public space and include but not limited to: w Heating and cooling units. w Garbage and refuse bins. w Clothes and washing lines. w Pool, spa and pumps. w Satellite dishes and aerials.
w Retaining wall materials are to consist of stone or masonry.
ANCILLARY ITEMS & GROUND MOUNTED SERVICES
www.opticomm.net.au/my-connection/find-a-service-provider/
w Full details of heights, materials and location of all retaining walls and embankments are to be submitted for approval.
RETAINING WALLS AND EMBANKMENTS
NATURAL GAS w An agreement has been entered into with APA to supply the project with natural gas. w A range of retail service providers utilise the APA natural gas network, with no restrictions on your choice of provider. w Natural gas appliance and hot water system selections are to be made with your builder.
w Limited to a maximum of 1.5m in height before use of a 0.5m wide landscape terrace is required.
w Must not be visible from the street or public space. w Any shed or outbuilding must not be attached to the main dwelling.
w The consent from the adjoining property owner should be obtained where retaining walls are closer than 0.6m from the boundary.
w A connection fee may be required prior to connection which will be paid by the developer.
As viewed from the street or public space:
w Developer installed retaining walls are not to be altered or removed without consent. Please discuss proposed retaining walls with your adjoining neighbour prior to construction to ensure that the height of the retaining is appropriate to suit the finished ground levels on adjacent blocks. Appropriate approvals are to be obtained where required from the Local Council or regulatory body.
SHEDS AND OUTBUILDINGS
w Construction of the dwelling and external works must be continuous and completed within the time provided in the Contract. w Provide a bin or enclosure for the duration of construction and ensure it is emptied regularly to avoid overflow of rubbish to site and surrounding areas.
4. Built to boundary walls: a. Comply with the building design and construction requirements under the Building Code of Australia (whether two or more dwellings are constructed at the same time they may share a common boundary wall); and b. Contain no windows or openings to the side boundary.
Development ControlsBuilding Setbacks
10. Driveways are to have a maximum setback of 0.5m from the site boundary.
* MP1.1 is applicable to lots < 450m2 and MP1.2 is applicable to lots > 450m2.
5. Built to boundary walls can be up to 15m in length or 50% of the property boundary, whichever is greater.
11. Where a dwelling is located within 2.0m of ground floor level of another dwelling, the windows of habitable rooms with an outlook to the window of habitable rooms in an adjacent dwelling must provide suitable screening such as: a. Fixed obscure glazing in any part of the window below 1.5m above floor level; or b. Fixed external screens; or c. Sill heights of 1.5m above floor level; or d. In the case of screening for a ground floor level, fencing to a height of 1.5m above ground floor level.
7. Private open space is provided at ground level, that: a. Is at least 16m2 in size (excluding rainwater tanks), b. Has no dimension less than 3.0m, and c. Enables access from a living area of the house.
8. Each dwelling sited on an allotment is to provide sufficient distinction in design and materials, such as to clearly distinguishable from a neighbouring dwelling and thereby create an individual and recognisable street address.
9. A minimum 2 car spaces is to be provided per dwelling, with at least 1 space capable of being covered (parking spaces may be provided in tandem).
Maximum Length of Built to Boundary Wall Up to 15m in length or 50% of the property boundary, whichever the greater, and does not include; a) Windows or other openings; and b) Is not greater than 3.5m in height where located on the boundary. The following information is provided as a guide to assist with locating a home on the lot, and provides a summary of the key residential design and siting requirements in relation to the range of lot types proposed within Brookhaven.
1. Setbacks are as per the Allotment Setbacks Table unless dimensioned otherwise.
6. Where recessed feature walls are proposed, the protruded external wall can transcend the required minimum side setback to the primary wall, where the external project wall is: a. Windowless, b. Is a maximum of 2.4m wide, and c. Not projecting further than the roof eave.
* For corner lots the front boundary is determined to be the boundary with the shortest length.
2. Where optional built to boundary walls are not adopted side boundary setbacks shall be in accordance with the Allotment Setbacks Table for non-built to boundary walls.
12. Dual occupancy dwellings will not be supported.
3. Setbacks (including Rear and Side Setbacks in the Allotment Setback Table) are to be measured to the wall of the building/structure, which overrides the requirements of Queensland Development Code. Eaves should not encroach closer than 450mm to the lot boundary.
Private Open Space (POS) Minimum 16m2 at ground level (min. dimension 4m or where applicable the width is in accordance with the approved Plan of Development) is retained for outdoor recreation. The area has a maximum gradient of 1:10.
ALLOTMENT SETBACKS TABLE Allotment Type Detached Allotment Width 10.00 - 12.49m 12.50 - 13.90m >14.00m BUILDING ENVELOPE SetbacksGroundFloor(min) FirstSetbackFloor(min) SetbacksGroundFloor(min) FirstSetbackFloor(min) SetbacksGroundFloor(min) FirstSetbackFloor(min) FRONT SETBACKS Front Frontage)(PrimarySetback To Habital Room 4.0m 4.0m 4.0m 4.0m 4.0m 4.0m To Garage Door 5.0m n.a 5.0m n.a 5.0m n.a /ProjectionsPorticoes / Balconies 3.0m 3.0m 3.0m 3.0m 3.0m 3.0m REAR SETBACKS Rear Setback (to Habital Room) QDC MP1.1 or MP1.2 * SIDE SETBACKS Side Setback Built to Boundary Walls (Mandatory) 0 QDC MP1.1 or MP1.2 * 0 QDC MP1.1 or MP1.2 * 0 QDC MP1.1 or MP1.2 * 0 QDC MP1.1 or MP1.2 * 0 QDC MP1.1 or MP1.2 * 0 QDC MP1.1 or MP1.2 * Side Setback Non Built to Boundary Walls QDC MP1.1 or MP1.2 * Side Setback on Corner Lots Secondary Frontage or Adjacent Park Space 1.5m 2.0m 1.5m 2.0m 1.5m 2.0m GARAGES, SITE COVER, POS, WALL LENGTHS Preferred Garage Location Along built to boundary wall or otherwise indicated on the Plan of Development Mandatory Garage Type Single, Tandem Double will only be permitted where; • Double Storey Dwelling; or • Complying with Specific Development Controls A. Double Maximum Building Height 2 Storeys Site Cover Site coverage does not exceed 60% of the total site area except where covered private open space is proposed. The total site coverage does not exceed 70% of the total site area. Note: Eaves, porticos, gatehouses, hoods, and landscape structures are not part of the site coverage.
Landscaping of at least 0.5m wide between the driveway and side boundary.
Optimise cross ventilation and natural light to keep the house cool and dry, to moderate humidity.
All landscaping (other than turf) is to consist of recommended species – Refer to Acceptable Plant Species, Appendix C. IRRIGATION Irrigation will assist in water efficiency - appropriate systems are to be installed e.g. drip irrigation.
PRIVATE OPEN SPACE Maximise useable private open space where possible. 13 SERVICES AND UTILITIES Locate away from recreational areas and buffer from neighbours living areas. 14
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GENERAL AMENITY Landscaping areas to be maintained to an acceptable standard. Yards are to be clean, tidy and well maintained.
VENTILATION3WINTERMORNINGSUNNATURAL
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POOL TO REAR YARD Provide appropriate compliance with pool safety codes. 10 POOL FENCING Ensure code compliance. 11 CONNECTED SPACES Provide connection to private open space to maximise useablilty.
5 BUFFER PLANTING TO SIDE BOUNDARIES
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SPECIES SELECTION
SUMMERAFTERNOONSUN
Two shade trees of minimum 45 litre pot size are to be planted in the front yard to enhance the front façade appeal. Planting to the front façade should integrate with the architectural theme, to add positive visual appeal to the amenity of the street and home alike.
PROTECT FROM SOUTH-WESTERLYCOLDWINTERWINDS
WELCOME HOME Visual interest at entry. A green entry contributing to contemporary architectural design. 16
N 1 SHEDS OUTBUILDINGSAND
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7 TURF INSTALLATION Turf is to be laid between the front of the building and the kerb prior to occupation to avoid soil erosion and run off.
4 SCREENING PLANTING Utilise native plant species.
HOUSE Fencing to the side boundary is to return a minimum distance of 1m behind the front façade.
2 ORIENTATION
Construct to a maximum height of 1.8 metres.
Sheds greater than 9m2 are considered an extension of the main dwelling and must satisfy the building setbacks, external colours and finish of the dwelling.main 2 SHADE TREES Position trees around private open space to provide shade during Summer.
LANDSCAPE FRONTAGE Landscaping of at least 3m wide to the site frontage, except where the site fronts an arterial road where at least 5m is required.
LANDSCAPE FINISHES Alternative materials and products may be used upon review and consideration by the Design Review Committee.
3 SIDE BOUNDARYFENCE
Position service areas and limit living areas to western aspect where possible to reduce exposure to heat in summer and cold southwesterly winter winds.
BUFFER PLANTING TO REAR BOUNDARY Landscaping to the rear boundary is encouraged.
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1 LANDSCAPE Position trees with large canopies to provide shade in summer and reduce glare from optimiseenvironment.surroundingEnsuretreelocationsandspeciessummerbreezes.
21 1098 2 5 15 67 16614 5 12 11 3345 13 1 1 2 4 34 Climatically Responsive Design PrinciplesLandscaping
4 OVERHANGS Provide shelter to outdoor spaces and generous eaves for diffused light, reduced glare and protect from driving rain.
SIDE RETURNINGFENCETO
SUMMERNORTH-EASTERLYCAPTUREBREEZES
BLURRED EDGE Streetscape canopy to be integrated into the front landscape to ‘blur’ the distinction between private and public. USEFUL INFORMATION We encourage you to look at http://www.yourhome.gov.au/ for much more useful information on building a sustainable home that will save you money and is good for the environment. Garden beds to a minimum of 40% of front property boundary
6 LARGE TREES
ARTICULATION: The recess and/or projection of a wall.
DRC: Design Review Committee. EAVE LINE: The edge of the roof or parapet. FAÇADE: Face of the building - Façade Area is calculated as a square meter measurement of the entire vertical surface of the house visible from the Street or Public Area.
WHITEHAVEN ® SA = 0.23 BCA = L SRI = 95 SURFMIST ®† SA = 0.32 BCA = L SRI = 82 CLASSIC CREAM ™ SA = 0.32 BCA = L SRI = 82 GALACTIC ™ SA = 0.34 BCA = L SRI = 80 COSMIC ™ SA = 0.39 BCA = L SRI = 73 PAPERBARK ® SA = 0.42 BCA = M SRI = 68 SHALE GREY ™ SA = 043 BCA = M SRI = 66 EVENING HAZE ® SA = 0.43 BCA = D SRI = 66 DUNES ®† SA = 0.47 BCA = M SRI = 61 RHEA™ SA = 0.49 BCA = M SRI = 58 COVE ™ SA = 0.54 BCA = M SRI = 51 WINDSPRAY ®† SA = 0.58 BCA = M SRI = 46 PALE EUCALYPTUS® SA = 0.60 BCA = M SRI = 43 ASTRO ® SA = 0.62 BCA = D SRI = 41 GULLY ™ SA = 0.63 BCA = D SRI = 39 (The lowest Solar Absorbance value in the COLORBOND steel range.) Definitions Acceptable Roof Colours
BUILDING LINE: The front wall line of the house. BUILDING HEIGHT: The vertical distance between the natural ground level and the peak of the roof of the dwelling (not including antennae, or other Ancillary items).
SETBACK: The minimum distance between the wall and the property boundary line. STREET FRONTAGE: The front boundary of a lot that fronts the road – on a corner lot the primary street frontage is deemed the shorter side. SITE COVERAGE: The area of the site covered by the building. The roof colours below have been chosen for their ability to reflect up to 70 per cent of summer heat gain. Light coloured COLORBOND® sheeting or roof tiles keep cooler than darker colours. This cooler temperature can mean reduced energy costs for cooling a home or building.
PRIVATE OPEN SPACE: The external open areas around the dwelling that are intended exclusively for the recreational purpose of the residents.
APPENDIX A APPENDIX B
GLAZING: Any fixed or opening glass panel HABITABLE ROOM: A room used for living activities, e.g. a family room, living room, meals or bedrooms.
The plant species selection should take into consideration the specific local climatic and soil conditions of the site, to ensure suitability. Planting locations are to be determined with solar access and prevailing wind direction in mind and is to make use of the broad planting palette of nominated species in the following table, including; w 75% of selected species being endemic, 25% may be non-endemic; and w planting design should utilise plant hierarchies to optimise shade, screening, ventilation and security. Flame Tree Brachychiton acerifolius Golden Penda Xanthostemon chrysanthus Tuckeroo Cupaniopsis anacardioides Tulipwood Harpullia pendula Lily Pilly Acmena smithii Crow’s Ash Flindersia australis Queensland Maple Flindersia brayleyana White Oak Grevillea baileyana Native Frangipani Hymenosporum flavum Wheel of Fire Stenocarpus sinuatus Lily Pilly Syzygium australe Weeping lilly pilly Waterhousea floribunda Callistemon species Hop Bush Dodonaea triquetra Grevillea Species Hovea Hovea acutifolia Dogwood Jacksonia scoparia Blue Tongue Melastoma affine Hairy Bush Pea Pultenaea villosa Maidens Wattle Acacia maidenii Spider Lily Hymenocallis littoralis Creek Matt Rush Lomandra hystrix Native Ginger Alpinia caerulea Blue Flax Lily Dianella caerulea Spoon Lily Alocasia brisbanensis Swamp Lily Crinum pedunculatum Fruited Palm Lily Corydline congesta Yellow Buttons Chrysocephalum apiculatum Lacy Tree Fern Cyathea cooperi Spear Lily Doryanthes excelsa Rough Tree Fern Cyathea australis Cabbage Palm Livistona australis Bangalow Palm Archontophoenix cunninghamiana Foxtail Palm Wodyetia bifurcate Grass Tree Xanthorrhoea johnsonii Bird of Paradise Strelitzia reginae Native Passionfruit Passiflora herbertiana Sweet Sarsparilla Bower of Beauty Pandorea jasminoides Star Jasmine Trachelospermum jasminoides = endemic species SHRUBSTREES CLIMBERSPLANTSFEATURECOVERSGROUND APPENDIX C Acceptable Plant Species
We acknowledge we have read and understand and agree to comply with the Brookhaven Design Guidelines.
to the Design
¨
following
OWNERS DETAILS CurrentName:
Submit to: brookhaven-drp@frasersproperty.com.au Subject
for the
¨ All elevations (min. scale 1:100) including: building and wall heights, roof pitches, eave size, external fixtures, and external surface finishes. Schedule of external materials including: colours, finishes and driveway. Landscape plan including: letterbox, landscaping garden beds, screened ancillary items and driveway.
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Builder/Owner Design Application Checklist APPENDIX D
DESIGN SUBMISSION
¨
Brookhaven Lot XX Street Name PROPERTY DETAILS Lot
¨ Dimensioned floorplans (min. scale 1:100) including: window positions and roof plan.
Please provide the details submission of plans Review Committee. line: Stage:Streetnumber:name: address: PleaseEmail:Tel: allow for 10 working days for processing and assessment on the provision that all required documentation is submitted and ensure you have checked and included the following. REQUIREMENTS (TICK BOX) Site plan (min. scale 1:200) including: setbacks from all boundaries, site levels (contours), extent of earthworks, finished floor level to house and garage, driveway access and path details, all fencing materials, location and heights.
BUYER ACKNOWLEDGEMENT
Buyers Dated:Signed:CurrentName:address:
QLD
13 38 38 brookhavenliving.com.au 33 Menora Road,
Disclaimer: - An Approval issued under these Design Guidelines is NOT an approval under the requirements of the Building Act, or any other Act or Regulation. The documents provided have not been checked for compliance with any structural, health, or planning requirements, or for the suitability of the building for the use to which it may be put. Accordingly Frasers Property Australia, it’s Architects, and/or its employees or representatives do not accept any responsibility for the suitability or soundness of construction of the completed Buildings or the associated site development works. Bahrs Scrub 4207